429 Yorktown · Corpus Christi, TX 78418

$289,900

3 bd · 3.0 ba · 2,516 sqft · SingleFamily public records · 102 Days on market

Built 1975 1.03 ac lot $115/sqft · 21% below area Est $365k · 21% under ↓ 3% since listing

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +9.4/30.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare opportunity to own an acre just outside Flour Bluff, combining space, privacy, and convenience. Located only minutes from the Gulf, Bob Hall Pier, White Cap Beach and all the Coast Favorites, this solidly built home is a "diamond in the rough" ready for your personal touch. With over 2,500 square feet, the versatile floor plan includes a large open living room with a corner fireplace, three bedrooms, three bathrooms, a dedicated office/studio, and a studio leading to a charming terrace. Perfect for entertaining, holiday gatherings, or multi-use living spaces, this property offers endless potential in a highly desirable location. Do not miss the chance to explore the possibilities this unique home has to offer.

Key facts

• Charming terrace
• Endless potential
• 1.03 acre lot

Tags

• ACRE JUST OUTSIDE FLOUR BLUFF
• MINUTES FROM THE GULF
• DEDICATED OFFICE STUDIO
• CHARMING TERRACE
• HIGHLY DESIRABLE LOCATION
• ENDLESS POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-207 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (12.5% below list).
• Recommended offer: $253k (12.6% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 3.6% in Corpus Christi — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#66 in TX, #2,404 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F.
• Flour Bluff ISD (urban): math 43% / reading 51% proficiency, ranked #209 of 826 in TX (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Flour Bluff El (math 40% / reading 42%, grade F, #1,462 of 4,322 statewide, top 34%, 759 students, 53% FRL); Flour Bluff J H (math 45% / reading 53%, grade C-, #378 of 1,662 statewide, top 23%, 919 students, 46% FRL); Flour Bluff H S (math 33% / reading 62%, grade D, #583 of 1,632 statewide, top 36%, 1,958 students, 40% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents soft (-0.6%/yr); 703 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 33% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $253,360 (12.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.06%
• DSCR: 0.86
• GRM: 9.5

CMA / ARV

• ARV (median comp): $364,949
• List price: $289,900
• Delta: -20.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3702 Laguna Shrs	0.50mi	4/3.0 (+1)	2,542 (+1%)	4mo	$799,000	$314	67
314 Clearview Dr	0.37mi	4/3.0 (+1)	2,507 (-0%)	13mo	$460,000	$183	66
321 Clearview Dr	0.32mi	4/2.0 (+1)	2,304 (-8%)	3mo	$124,900	$54	60
318 Mediterranean Dr	0.60mi	4/2.0 (+1)	2,522 (+0%)	8mo	$425,000	$169	56
3717 Holland Dr	0.24mi	4/2.0 (+1)	2,153 (-14%)	9mo	$370,000	$172	49
3710 Holland Dr	0.27mi	3/3.0	2,194 (-13%)	24mo	$355,000	$162	46
3349 Jamaica Dr	0.68mi	4/2.0 (+1)	2,398 (-5%)	12mo	$534,000	$223	41
4105 Laguna Shrs	0.54mi	4/3.0 (+1)	2,842 (+13%)	11mo	$325,000	$114	39
3825 Laguna Shrs	0.49mi	4/3.0 (+1)	2,247 (-11%)	22mo	$599,900	$267	36
3325 Jamaica Dr	0.73mi	4/2.5 (+1)	2,185 (-13%)	8mo	$429,900	$197	30
3337 Jamaica Dr	0.71mi	3/2.0	2,200 (-13%)	15mo	$419,900	$191	29
3601 Waldron Rd	0.55mi	4/2.5 (+1)	2,884 (+15%)	19mo	$244,000	$85	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.1%
• Equity multiple: 0.17×
• Total profit: $-67,417
• Equity at exit: $43,225

10-year hold

• IRR: -36.1%
• Equity multiple: -0.28×
• Total profit: $-103,717
• Equity at exit: $25,065

Cash invested: $81,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 78418

• Rents YoY: -0.6%
• Active inventory: 703
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,536 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$569 /mo · $6,829/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-207

Break-even live

Break-even rent $2,798

Max offer price $253,360

Occupancy floor —

Sensitivity live

Price	-10% $-43	-5% $-125	+0% $-207	+5% $-289	+10% $-371
Rent	-10% $-407	-5% $-307	+0% $-207	+5% $-107	+10% $-7
Rate	-1.0pp $-61	-0.5pp $-133	base $-207	+0.5pp $-282	+1.0pp $-358

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
557 Yorktown Blvd Corpus Christi, TX	3.0–5.0	2.0	1714	$2,337	$1.36	15d	1	0.25mi
4037 Summit Dr Unit 1268402P Corpus Christi, TX	3.0	2.0	2486	$4,278	$1.72	45d	1	0.52mi
317 Easy St Unit B Corpus Christi, TX	3.0	2.0	2499	$1,200	$0.48	15d	1	0.55mi

Listing history 20 events

1. 2026-06-22
   days on market $289,900 Active 102 DOM
2. 2026-06-18
   days on market $289,900 Active 99 DOM
3. 2026-06-17
   days on market $289,900 Active 98 DOM
4. 2026-06-16
   days on market $289,900 Active 97 DOM
5. 2026-06-15
   days on market $289,900 Active 96 DOM
6. 2026-06-14
   days on market $289,900 Active 94 DOM
7. 2026-06-13
   days on market $289,900 Active 93 DOM
8. 2026-06-10
   days on market $289,900 Active 91 DOM
9. 2026-06-09
   days on market $289,900 Active 90 DOM
10. 2026-06-08
    days on market $289,900 Active 89 DOM
11. 2026-06-07
    days on market $289,900 Active 88 DOM
12. 2026-06-03
    days on market $289,900 Active 84 DOM
13. 2026-06-02
    days on market $289,900 Active 83 DOM
14. 2026-06-01
    days on market $289,900 Active 82 DOM
15. 2026-05-31
    days on market $289,900 Active 81 DOM
16. 2026-05-30
    days on market $289,900 Active 80 DOM
17. 2026-04-18
    price $289,900 735-char remark

    Show marketing remark (1058 chars)

    Rare opportunity to own an acre just outside Flour Bluff, offering the perfect balance of space, privacy, and convenience. Ideally located only minutes from the Gulf, this solidly built “diamond in the rough” is ready for your personal touch and vision. The home features a versatile and functional floor plan that can be enjoyed as-is or easily updated to suit your style. With just over 2,500 square feet of living space, the large open living room with a corner fireplace creates a warm and inviting retreat. Offering three bedrooms, three bathrooms, a studio, and a dedicated office/studio leading to a nice terrace, this property is well-suited for entertaining, hosting holiday gatherings, or accommodating multi-use living spaces. Properties like this are increasingly hard to find in such a desirable location. Come tour the home and see firsthand the potential and possibilities this unique property has to offer. To help visualize this home's floor plan and to highlight its potential, virtual furnishings may have been added to photos.

18. 2026-04-18
    price $289,900 1058-char remark

    Show marketing remark (1058 chars)

    Rare opportunity to own an acre just outside Flour Bluff, offering the perfect balance of space, privacy, and convenience. Ideally located only minutes from the Gulf, this solidly built “diamond in the rough” is ready for your personal touch and vision. The home features a versatile and functional floor plan that can be enjoyed as-is or easily updated to suit your style. With just over 2,500 square feet of living space, the large open living room with a corner fireplace creates a warm and inviting retreat. Offering three bedrooms, three bathrooms, a studio, and a dedicated office/studio leading to a nice terrace, this property is well-suited for entertaining, hosting holiday gatherings, or accommodating multi-use living spaces. Properties like this are increasingly hard to find in such a desirable location. Come tour the home and see firsthand the potential and possibilities this unique property has to offer. To help visualize this home's floor plan and to highlight its potential, virtual furnishings may have been added to photos.

19. 2026-03-11
    listed $299,900 New 735-char remark

    Show marketing remark (735 chars)

    Rare opportunity to own an acre just outside Flour Bluff, combining space, privacy, and convenience. Located only minutes from the Gulf, Bob Hall Pier, White Cap Beach and all the Coast Favorites, this solidly built home is a "diamond in the rough" ready for your personal touch. With over 2,500 square feet, the versatile floor plan includes a large open living room with a corner fireplace, three bedrooms, three bathrooms, a dedicated office/studio, and a studio leading to a charming terrace. Perfect for entertaining, holiday gatherings, or multi-use living spaces, this property offers endless potential in a highly desirable location. Do not miss the chance to explore the possibilities this unique home has to offer.

20. 2026-02-01
    listed $299,900 Active 1058-char remark

    Show marketing remark (1058 chars)

    Rare opportunity to own an acre just outside Flour Bluff, offering the perfect balance of space, privacy, and convenience. Ideally located only minutes from the Gulf, this solidly built “diamond in the rough” is ready for your personal touch and vision. The home features a versatile and functional floor plan that can be enjoyed as-is or easily updated to suit your style. With just over 2,500 square feet of living space, the large open living room with a corner fireplace creates a warm and inviting retreat. Offering three bedrooms, three bathrooms, a studio, and a dedicated office/studio leading to a nice terrace, this property is well-suited for entertaining, hosting holiday gatherings, or accommodating multi-use living spaces. Properties like this are increasingly hard to find in such a desirable location. Come tour the home and see firsthand the potential and possibilities this unique property has to offer. To help visualize this home's floor plan and to highlight its potential, virtual furnishings may have been added to photos.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $6,829 · $569/mo
• Projected year-2 tax: $6,829 · $569/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 29 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,430
• − Mortgage interest: −$16,239
• − Property taxes: −$6,829
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,434
• − Management: −$2,434
• − Depreciation: −$8,433
• Taxable loss: −$7,390
• Est. tax savings @ 24.0%: +$1,774
• After-tax cash flow: $-709/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Flour Bluff ISD
• NCES district ID: 4819380
• Math proficiency: 43% ▼ -12.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $57,162
• Composite: 40.96/100
• National rank: #3604
• State rank: #209 of 826 in TX

Livability — Corpus Christi

• Score: 78/100
• State rank: #66
• US rank: #2404

Category grades

Amenities C Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corpus Christi, TX
• County: Nueces County · 296,836 people
• City population: 296,836
• Metro: Corpus Christi, TX
• Population (ZIP): 29,790
• Household income: $92,445
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 808.0

Population outlook (Nueces County) Hauer SSP2

• Today (2025): 418,037 people
• By 2030: 447,123 · +7.0%
• By 2040: 505,911 · +21.0%
• By 2050: 567,522 · +35.8%
• By 2075: 729,686 · +74.6%
• By 2100: 847,087 · +102.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 29% Two or more races 19% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 83% English-only · Spanish 14% Tagalog/Filipino 2%

Political lean MEDSL · Nueces

• 2024 margin: R (+11.5) · D 43.8% · R 55.3%
• 2008→2024 swing: -7.1pp toward R · 2008: -4.4pp · 2024: -11.5pp
• All cycles: 2024: R+11.5 2020: R+2.9 2016: R+1.5 2012: R+3.2 2008: R+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -168.81%
• Current HPI: 193.902
• Rent YoY: ▼ -0.57%
• Metro: Corpus Christi, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-3.3% since first listed

4 events — show timeline

• 2026-04-18 Price Changed $289,900 LERA
• 2026-04-18 Price Changed $289,900 CBMLS
• 2026-03-11 Listed $299,900 LERA
• 2026-02-01 Listed $299,900 CBMLS

Property tax history

+3.4%/yr

Latest (2025): $6,829 · +9.8% YoY. Source: county tax records.